Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hour notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hour notice. To arrange for these services, contact the Planning Division at 541-682-5675. MONDAY, JUNE 2, 2014 – REGULAR MEETING (11:30 a.m. to 1:30 p.m.) 11:30 a.m. I. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. 11:40 a.m. II. SOUTH WILLAMETTE DESIGN CODE Staff: Robin Hostick, 541-682-5507 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Jonathan Belcher; Rick Duncan; John Jaworski (Vice- Chair); Jeffery Mills; William Randall (Chair)  AGENDA ITEM SUMMARY June 2, 2014 To: Eugene Planning Commission From: City of Eugene Planning Division Subject: South Willamette Concept Plan Implementation: Draft Design Code ISSUE STATEMENT This work session is an opportunity to share information with the Planning Commission on progress toward implementing the South Willamette Concept Plan as a component of Envision Eugene. Specifically, staff will present more detailed information on several key concepts of the proposed South Willamette Special Area Zone currently under development. BACKGROUND This work session will continue the conversation initiated on May 5th and carried forward through the May 19th work session; for additional background, please see the AIS materials for these dates. At the May 5, 2014 work session, Commissioners reviewed code concepts at a high level and began a more detailed discussion of proposed transition standards. During the following week, Commissioners provided input to prioritize more detailed review of the following concepts: • Transition standards (continuation of previous discussion) • Design review • Limited, built-in flexibility and incentives for open space, parking and building height • Design standards Although design review was rated as the second-highest priority behind transition standards, additional work is needed to develop realistic alternatives and support a productive discussion. The May 19th work session continued with a discussion of code concepts for transitions. See Attachment A for a list of suggestions and considerations offered so far. In addition, Commissioners initiated a discussion of proposed changes in development type in use proposed in the South Willamette Concept Plan. These comments are also reflected in the list. Additional information is provided in Attachments B through D per request. This work session will focus on reaching resolution on items listed in Attachment A and concluding the discussion of conceptual transition standards. As we continue the review process, specific, actionable suggestions will be most useful for staff in crafting a code that meets the Planning Commission’s expectations. Where changes to proposed concepts are suggested, a clear sense of whether the suggestion is generally supported by the Commission will be needed. PC Agenda - Page 1 NEXT STEPS Staff and preliminary legal review of a rough draft South Willamette Design Code are underway. Following revisions based on this input and comments from the Planning Commission, a draft code will be introduced for public discussion later this spring. In addition, staff will be working with community partners at the American Institute of Architects to test drive the draft code and provide practical feedback. This information, in addition to the complete code, will be discussed by the Planning Commission later this summer. This work will continue to be coordinated with the South Willamette Street Improvement Project and other ongoing implementation work such as MUPTE and Opportunity Siting. ATTACHMENTS A. Planning Commission Review – Working Summary (as of 5.19.14) B. Existing Zoning (from South Willamette Concept Plan) C. Existing Land Use Plan Designation (from South Willamette Concept Plan) D. Highlighted Zone Changes (overlay on South Willamette Concept Plan zoning map) FOR MORE INFORMATION Robin Hostick at 541-682-5507 or robin.a.hostick@ci.eugene.or.us PC Agenda - Page 2 South Willamette Special Area Zone Planning Commission Review – Working Summary June 2, 2014 Topic Suggestion Considerations Resolution Development 1 Only transition different uses across • Reduces adjacency issues between differing uses along TBD Type* streets property boundaries • Increases up-zoning of residential or eliminates significant amounts of commercial/mixed use (e.g. along Willamette) • Adjacency concerns are addressed through transition requirements Development 2 Do not upzone single family • Reduces change to existing properties TBD Type* properties; remove MF along 29th Ave. • Retains existing adjacency concerns between high- and remove row houses along intensity mixed use and single family residential Portland Street and High Street as use • Eliminates use transitions transitions • Reduces housing type options Development 3 Alternative to #2: Rezone larger • Promotes consistency across blocks within district TBD Type* blocks of existing single family to • Increases change to existing properties multifamily where changes are • Suggestion needs refinement to specific areas already proposed Development 4 Require a PUD for row houses • Intent of code is to address design issues specific to each TBD Type development type through clear/objective standards that also reduce process/increase predictability • PUD standards are oriented towards larger developments and do not address design issues specific to row houses Transitions 5 Limit the extent of the sloped setback • Suggestion needs refinement TBD Transitions 6 Use the City of Portland variable • Provides additional flexibility for development TBD setback standard based on wall area • Increases complexity for design and plan review Transitions 7 Require parking as transition from MF • Increases buffer to adjacent low-density residential TBD or MU to SF • Reduces development options for MF and MU sites Transitions 8 Disallow balconies and dormers along • Reduces privacy impacts to ex. low-density residential TBD property lines next to SF homes (only • Potentially reduces livability for future residents; impacts allow along front property lines); marketability of housing and feasibility of redevelopment alternatively: use different standards PC Agenda - Page 3  • Reduces design options/flexibility Transitions 9 Clarify that tree waiver applies only to • Eliminates possible assumption that waiver may pass to Include clarification in standards triggered at the time of future property owners or apply to other, future code development development proposals Transitions 10 Apply transition standards to row • Reduces protections to ex. low-density residential TBD houses • Reduces flexibility and feasibility for row houses; narrow lots may preclude row house development due to additional side-yard setbacks Transitions 11 Reference existing solar access • Promotes consistency with existing code TBD standards instead of proposed • Proposed solar access standards (as part of transition standards standards) protect R-1 and SFO properties adjacent to all adjacent development types; existing standards apply only to structures on R-1 and R-2 zoned lots • Existing standards require significantly greater setbacks for a given building height than proposed standards Transitions 12 Utilize existing transition standards • Promotes consistency with existing code TBD used in SUNA n’hood instead of • Proposed transition standards offer more protection and proposed standards greater flexibility than existing SUNA standards Parking 13 Increase parking standards to match • Reduces potential impacts on adjacent neighborhoods TBD university area from excess parking demand • Reduces feasibility of redevelopment; reduces housing and job capacity of district • Distorts market for effective parking pricing • Many other elements proposed to address parking demand, including permit system to address neighborhood parking issues if needed * Currently proposed development types and subdistricts closely reflect the content of the South Willamette Concept Plan. The location of proposed development types is based on extensive public discussion and fine-tuning to balance needs and priorities in the area with an emphasis on minimizing change vs. accommodating growth; significant changes would alter this balance. PC Agenda - Page 4 AT TACHME NTB PC Agenda - Page 5 AT TACHME NTC PC Agenda - Page 6  AT TACHME NTD PROPOS EDDEVELOPMENT TYPESONCURRE NTLYR-1 ZONEDPROPE RTYARE HIGHLIGHTE DF ORILLUS - TRATIONPURPOS ES. NOTE :PROPOS ED DE VE L - OPME NTTYPESSUPPORT ED BYEXI STNI GL ANDUS E PLANDE SI GNATIONSARE NOTHI GHLI GHTED 5. 28.14 S FO-S ing leF ami l yOp ons S FO/RH-S ingleFami lyOp ons ( RowHous e sAll owed) AC-Apa rtme nts&Condos MU-Mi xedUs e PC Agenda - Page 7